How the Bexar County Property Tax Protest Process Works
Filing a Bexar County property tax protest can lower your tax bill, but understanding the process is essential for success. The Bexar Appraisal District (BCAD) handles protests through a structured system that includes filing, evidence exchange, informal review, and formal ARB hearings.
This guide explains:
- The complete Bexar County protest process step by step
- Filing options (online, mail, in-person)
- How informal reviews work at BCAD
- What to expect at an ARB hearing
- Key deadlines and timelines
For a complete overview of protesting in Bexar County, see our Bexar County property tax protest guide.
Overview: How BCAD Property Tax Protests Work
The Bexar Appraisal District determines the market value of all property in Bexar County as of January 1 each year. If you believe your property is overvalued, you have the right to protest.
The protest process follows these phases:
- Notification - Receive Notice of Appraised Value
- Filing - Submit protest before deadline
- Evidence Exchange - Review and submit documentation
- Informal Review - Negotiate with BCAD staff
- ARB Hearing - Present case to independent board (if needed)
- Resolution - Receive final determination
Most protests resolve at the informal review stage when strong evidence is submitted early.
Phase 1: Notification
When notices are mailed: March through April
Your Notice of Appraised Value includes:
- Proposed market value for your property
- Prior year assessed value
- PIN for online filing
- Instructions for filing a protest
- Deadline information
The valuation date is January 1 of the tax year. Your property is assessed based on market conditions as of that date.
Phase 2: Filing Your Protest
Deadline: May 15, 2026, or 30 days after your notice is mailed, whichever is later.
Option 1: Online Filing (Recommended)
Filing online through www.bcad.org is the fastest method:
- Visit the BCAD protest portal
- Enter your property account number and PIN
- Select your protest reason (market value, unequal appraisal, or both)
- Submit your protest
- Receive confirmation
Benefits of online filing:
- Immediate confirmation
- Faster processing
- Easy evidence uploads
- Earlier access to informal reviews
Option 2: Mail Filing
Send the official Notice of Protest form to:
Bexar Appraisal District PO Box 830248 San Antonio, TX 78283
Allow time for mail delivery before the deadline.
Option 3: In-Person Filing
Visit the BCAD office at:
411 N. Frio Street San Antonio, TX 78207
Important: Do not file using multiple methods for the same property. This creates processing confusion.
Phase 3: Evidence Exchange
After filing, both you and BCAD prepare evidence to support your positions.
BCAD provides:
- Comparable sales data
- Market analysis
- Property record information
You should gather:
| Evidence Type | Purpose |
|---|---|
| Comparable sales | Shows similar homes sold for less |
| Unequal appraisal data | Proves similar properties assessed lower |
| Property photos | Documents condition issues |
| Contractor estimates | Supports repair cost claims |
| Professional appraisal | Independent valuation (optional but strong) |
| BCAD data corrections | Fixes wrong square footage, features, etc. |
Submit evidence early to improve your chances at informal review.
Phase 4: Informal Review
The informal review is your first opportunity to resolve your protest without going to a formal hearing.
How it works:
- BCAD schedules a meeting with an appraisal staff member
- You discuss your property value and present evidence
- BCAD may offer a settlement based on your documentation
- If you accept, your protest is resolved
- If you decline, your case proceeds to the ARB
Key characteristics:
- Less formal than ARB hearings
- Negotiation-focused
- No sworn testimony required
- Many cases resolve at this stage
- Evidence quality significantly impacts outcomes
Tips for informal review success:
- Bring organized, labeled evidence
- Focus on comparable sales and unequal appraisal
- Be prepared to explain why your property is worth less
- Know your target value before the meeting
Phase 5: ARB Hearing
If informal review doesn't result in an acceptable settlement, your case goes to the Appraisal Review Board (ARB).
What is the ARB?
The ARB is an independent panel of citizens (not BCAD employees) appointed to resolve disputes between property owners and the appraisal district.
How ARB hearings work:
- You receive at least 14 days notice before your hearing
- You attend in person, by phone, or by video
- Both you and BCAD present evidence and arguments
- The ARB panel makes a binding determination
- You receive a written decision by certified mail
Hearing preparation:
- Review all evidence BCAD plans to use
- Prepare a brief presentation (5-10 minutes)
- Bring 3 copies of all evidence (for panel, BCAD, and yourself)
- Know your property's value and why it should be lower
- Be professional and stick to the facts
You can appoint a representative to attend on your behalf if you cannot be present.
Phase 6: Resolution and Appeals
After the ARB hearing:
- Summer: Final values are issued
- October: Tax rates adopted by taxing entities
- November: Tax bills mailed
- January 31: Final payment deadline
If you disagree with the ARB decision:
| Appeal Option | Deadline |
|---|---|
| SOAH (State Office of Administrative Hearings) | 30 days after ARB decision |
| Binding arbitration | 60 days after ARB decision |
| District court | 60 days after ARB decision |
Appeals involve fees and require partial tax payment.
BCAD-Specific Terminology
Understanding these terms helps navigate the process:
- BCAD: Bexar Appraisal District
- ARB: Appraisal Review Board (independent panel)
- Market Value: Fair price between willing buyer and seller
- Unequal Appraisal: Your property assessed higher than comparable properties
- CAMA: Computer-Assisted Mass Appraisal (system BCAD uses)
- Notice of Appraised Value: Official notice mailed in spring
Common Mistakes to Avoid
- Missing the May 15 deadline - No extensions granted
- Filing without evidence - Claims must be documented
- Using outdated comparable sales - Sales should be within 6-12 months of January 1
- Not correcting data errors first - Check square footage, lot size, features
- Accepting the first settlement offer - Review BCAD's evidence before deciding
- Missing your hearing - Attend or send a representative
Bexar County Contact Information
| Resource | Details |
|---|---|
| Phone | (210) 242-2432 |
| Address | 411 N. Frio Street, San Antonio, TX 78207 |
| Website | www.bcad.org |
| Mailing | PO Box 830248, San Antonio, TX 78283 |
Bexar County Protest Success Rates
Bexar County property owners see favorable outcomes when protesting:
| Stage | Success Rate |
|---|---|
| Informal protests | 80% |
| ARB hearings | 68% |
BCAD processes over 80,000 protests annually. San Antonio's dynamic real estate market creates frequent valuation disputes, making protests worthwhile for most homeowners.
Frequently Asked Questions
How does the Bexar County property tax protest process work?
The process has six phases: (1) receive your Notice of Appraised Value, (2) file your protest by May 15, (3) exchange evidence with BCAD, (4) attend an informal review, (5) proceed to ARB hearing if needed, (6) receive final determination or appeal.
How long does the BCAD protest process take?
From filing to resolution, most Bexar County protests take 2-4 months. Informal reviews happen May through June, and ARB hearings run through July. Complex cases or appeals can extend into fall.
Can I have someone represent me at my BCAD hearing?
Yes. You can appoint a representative (agent, attorney, or family member) to attend the informal review or ARB hearing on your behalf. You'll need to complete an authorization form.
What's the difference between informal review and ARB hearing at BCAD?
Informal review is a negotiation with BCAD staff to reach a settlement. ARB hearings are formal proceedings before an independent citizen panel. Most cases resolve at informal review when strong evidence is submitted.
What if I disagree with the BCAD ARB decision?
You can appeal to the State Office of Administrative Hearings (SOAH) within 30 days, or pursue binding arbitration or district court within 60 days. Appeals require fees and partial tax payment.
How This Fits Into the Texas Protest Process
Bexar County follows Texas Property Tax Code procedures, but BCAD has specific systems and timelines.
For statewide context on deadlines, evidence strategies, and hearing procedures, see our Texas property tax protest guide.
Get Help With Your Bexar County Property Tax Protest
The protest process has multiple steps, deadlines, and requirements. Professional representation can help you navigate BCAD procedures, prepare strong evidence, and negotiate effectively.
Learn more in our Bexar County property tax protest guide, visit our Bexar County page, or get started today with Ballard Property Tax Protest.